Old School Caherhurly, Bodyke, Co. Clare V94 Y7DY, Tuamgraney, Co. Clare, V94 EY2A
10 homes sold nearby. See what they went for — and what to bid on this one.
€246,000 · 3 Bed · 3 Bath · 149m² · Detached
Market Position
Below Typical Sale Prices
At €246,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
10 closed sales nearby · 14mo recency · High confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €246,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €12,300 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €246,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
These signals interact — full analysis in report.
€12,300
That's what overbidding by just 5% on a €246,000 home costs you — before interest.
A €19 check before a €246,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. Median anchored to size-similar transactions.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position — size-adjusted.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
10
Transactions Analysed
Within 5.0km
14 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Coolreagh Beg, Bodyke, Clare, Clare | 2024-09-18 | 130.5m² | |
| 1b East Clare Golf Club, Bodyke, Co Clare, Clare | 2023-06-29 | — |
Transactions within a 5.0km radius and 36-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
D1 BER Rating Costs: Upgrading the D1 BER rating to a B2 could cost approximately €12,000 - €18,000, with potential to increase the property's value by €18,000 - €25,000, representing a significant return on investment.
Space Efficiency: With 149m² and 3 bedrooms, the property offers a reasonable space allocation of 49.7m² per bedroom, aligning with typical family needs.
Value Optimization Potential: The current D1 BER rating implies higher annual energy costs compared to properties with better ratings; for a property of this size, annual costs could range from €2,000-€2,600, compared to €900-€1,300 for a B-rated property.
Hypothesis: Investing in comprehensive insulation upgrades and potentially a heat pump system, targeting a B2 or B1 BER rating, could unlock significant long-term savings for future owners and enhance the property's market appeal in line with improving energy efficiency standards.
Amenities
Limited Direct Public Transport: There are no specific bus routes, train stations, Luas stops, or DART stations listed as directly serving Bodyke, suggesting a reliance on private transport for wider connectivity.
Local Services Access: Key local amenities in Bodyke and Tuamgraney would likely include St. Joseph's Primary School, Scariff General Hospital (approx. 10km), and local shops in Scariff, indicating essential services are accessible within a reasonable driving distance.
Rural Walkability: While the property is in a rural setting, walking routes would likely be along local country roads, offering scenic but potentially limited pedestrian infrastructure compared to urban areas.
Hypothesis: The lack of direct public transport options suggests that the primary buyer demographic for this property will be those seeking a rural lifestyle and who own private vehicles, with the appeal resting more on the property's intrinsic qualities and surrounding natural beauty than on urban-style convenience.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.